Property tax and home values in Mississippi
In 2024, Mississippi homeowners paid a median of $1,221 a year in property tax, and the median owner-occupied home was worth $186,500, according to the Census Bureau's American Community Survey. Dividing the tax by the value gives an effective rate of about 0.65% of the home's value each year.
That ranks Mississippi 18th lowest of the 50 states and DC, below the middle of the pack, and 27% lower than the US figure of 0.89%. The median home value is 48% below the US median of $360,600. On a $186,500 home, Mississippi's rate works out to about $1,212 a year, $448 a year less than the $1,660 it would pay at the national rate.
Example: the payment on a median Mississippi home
Take the median price of $186,500 with 20% down ($37,300), a $149,200 loan for 30 years, and an example rate of 6.5%. The 6.5% is only an example to show the math, not today's rate; type in the rate you're quoted.
With P = $149,200, i = 0.065 ÷ 12 and n = 360, principal and interest is $943.05 a month. Property tax at 0.65% adds $101.02 and insurance (assumed $1,800 a year) adds $150.00. With 20% down there's no PMI, so the full payment is $1,194.07 a month.
| Home price | 20% down | Principal and interest | Property tax | Monthly total |
|---|---|---|---|---|
| $150,000 | $30,000 | $758.48 | $81.25 | $989.73 |
| $186,500 (median) | $37,300 | $943.05 | $101.02 | $1,194.07 |
| $275,000 | $55,000 | $1,390.55 | $148.96 | $1,689.51 |
6.5% fixed for 30 years, 0.65% property tax and $1,800 a year of insurance. Totals include insurance.
Neighboring states
Property tax on the same $186,500 home at each state's effective rate:
| State | Effective tax rate | Median home value | Tax on a $186,500 home |
|---|---|---|---|
| Mississippi | 0.65% | $186,500 | $1,212 |
| Louisiana | 0.53% | $223,200 | $988 |
| Arkansas | 0.52% | $215,600 | $970 |
| Tennessee | 0.45% | $332,600 | $839 |
| Alabama | 0.38% | $233,300 | $709 |
Mississippi has a higher rate than every state in this list. See every state in the mortgage calculator by state.
When these numbers don't fit your home
- The 0.65% is a statewide figure. Your county, city, school district and any homestead or senior exemption set your real bill, which can be well above or below it. Check the county assessor or the listing's tax history.
- It's a ratio of two medians (median tax ÷ median value), so it's a guide, not anyone's actual rate.
- Insurance varies a lot by location and home. $1,800 a year is just a starting assumption; get a quote.
- Survey figures carry a margin of error, and home values have moved since 2024.
Sources
- US Census Bureau, American Community Survey 2024 1-year estimates, table B25077: median value of owner-occupied homes
- US Census Bureau, American Community Survey 2024 1-year estimates, table B25103: median real estate taxes paid
- CFPB: What is private mortgage insurance?
This is an estimate for planning. Your lender's quote will use your actual rate, tax bill, insurance and fees. It isn't financial advice.